New Investor in need of some guidance

[Jarod B.]

I am a new investor out of Fort Wayne, IN. I have done all of my homework, met with other investors, attorneys, bankers and accountants over the past few months. I have a LLC set up, and cash in the bank to fund my first purchase. I am looking to invest in 3br/2ba single family homes in the 100k range. The problem I am running into is figuring out whether the properties I am looking to invest in are good deals or not, what the cap rates are in a given area, how much debt I should use vs cash, and what type of rents I can expect to get for a property of that size in a given area of town. This being my first purchase I am a little gun shy. I don't feel competent yet. I am more of a business man than a rehabber, and would have to hire out work if it needed done. So the properties I am looking to invest in can't have a lot of work that's needed. Cosmetics are a given. How do I insure I'm getting a good deal and that the property will cash flow well? As of late, the market here has been a sellers market, with multiple offers being given, especially for the type of properties I am looking to invest in. Please help, thanks.